Mixed-Use Building with Retail &
For Sale
$525,000
522 9TH STREET, Reading, PA 19604
Fully occupied building offers a ground-floor bodega and three leased residential units with private baths.
Property Size2,178 SF
Price / SF$241.05
Days on Market24
Property Features for 522 9TH STREET
General Information
Standard status
Active
Size
2,178 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$5,147
Amenities
Window Air Conditioning
3
Flat, Rubber
No Parking.
Other.
Building Details
Year Built
1901
Listing Agency:
United Real Estate Strive 212
(610) 823-9457
Listed By:
Brian Guzman
(610) 823-9457
Source:
Xome
Added: Jul 20
Changed: Aug 8
Last Checked: Aug 11 at 5:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of United Real Estate Strive 212
Investment Insights
Based on property information with market context.
This fully occupied mixed-use building features a ground-floor commercial space currently operating as a bodega, including a fully equipped commercial kitchen and an additional entertainment space for private parties. The upper levels provide a mix of residential units: an efficiency apartment, a one-bedroom unit, and a two-bedroom apartment, with each unit having its own private bath.
Located at 522 N 9th Street in Reading, the property sits along the city’s 9th Street corridor. All units are currently leased, supporting a stabilized, income-producing profile for an investor seeking an asset with established occupancy.
Located at 522 N 9th Street in Reading, the property sits along the city’s 9th Street corridor. All units are currently leased, supporting a stabilized, income-producing profile for an investor seeking an asset with established occupancy.
Key Highlights
- Fully occupied mixed‑use building with a ground‑floor bodega and three leased residential units
- Ground‑floor commercial space operating as a bodega with a fully equipped commercial kitchen and additional entertainment space
- Residential units include an efficiency apartment, a 1‑bedroom, and a 2‑bedroom
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,084
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$441,680
$441.7K
Cap Rate 7%
$315,486
$315.5K
Cap Rate 9%
$245,378
$245.4K
Market Conditions
NOI Build-Up for 2,178 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$32.9K $15.12/SF
− Vacancy
−$1.4K −$0.64/SF
EGI
$31.5K $14.48/SF
− OpEx
−$9.5K −$4.35/SF
NOI
$22.1K $10.14/SF
Area
Berks County, PA
Vacancy
4.20%
Lease Rate
$15.12 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$441,680
Cap Rate 7%
$315,486
Cap Rate 9%
$245,378
Alternative Uses
Best Use
Retail
$315.5K
$276.1K – $368.1K
NOI $22,084 @ 7.0% cap · market cap 4.21%
Second Best
Specialty Retail
$309.6K
$270.9K – $361.2K
NOI $21,673 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$357.5K
$312.9K – $417.1K
NOI $25,028 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
Explore this area
Business Placement
Demographics for 19604, PA
29,347
Population
10,089
Households
2.9
Avg Household Size
29
Median Age
10%
College-Educated
70%
High-School Grad
2.5 sq mi
ZIP Area
11,739
Density / Sq Mi
$52,863
Median Household Income
$30,975
Median Earnings
$1,100
Median Rent
$110,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied building offers a ground-floor bodega and three leased residential units with private baths.
Where is this mixed-use property located?
The property is located at 522 9TH STREET Reading, PA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Fully occupied mixed‑use building with a ground‑floor bodega and three leased residential units; Ground‑floor commercial space operating as a bodega with a fully equipped commercial kitchen and additional entertainment space; Residential units include an efficiency apartment, a 1‑bedroom, and a 2‑bedroom
